HomeMy WebLinkAbout02-10-2016 PC MinutesPlanning Commission Minutes
SAN LUIS OBISPO
PLANNING COMMISSION MEETING MINUTES
Wednesday, February 10, 2016
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, February 10, 2016 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chairperson Larson.
Chair Larson led pledge of Allegiance.
ROLL CALL
Commissioners
Present: Hemalata Dandekar, Michael Draze, Ronald Malak, William Riggs, John
Fowler, Vice -Chairperson Michael Multari, and Chairperson John Larson.
City Staff
Present: Deputy Community Development Director Doug Davidson, Associate
Planner Rachel Cohen, Contract Planner John Rickenbach, Community
Development Director Michael Codron, Assistant City Attorney Jon
Ansolabehere, Assistant City Clerk John Paul Maier, and Recording
Secretary Brad T. Opstad.
ACCEPJANCE OF THE AGENDA
The agenda was accepted as presented.
Motion to approve Minutes of the Planning Commission meeting of December 9, 2015, as
presented, made by Commissioner Draze, seconded by Commissioner Malak, passed 7-0.
PUBLIC COMMENTS ON NON -AGENDA ITEMS
None.
Planning Commission Minutes of February 10, 2015 m Page 2
PUBLIC HEARING
1. Airport Area 'Specific Pian & 855 Aerovista Place. CODE -1316-2015: Review a
request to amend the Airport Area Specific Plan and Zoning Regulations to allow a Night
Club land use (live indoor/outdoor entertainment) within the Business Park zone with a
use permit and review a request for a use permit for a Night Club, shared and mixed -used
parking reduction and off-site parking at 855 Aerovista Place; exempt per the General
Rule Section 15061(b)(3) and categorically exempt from environmental review; BP -SP
zone; Auzco Development, LLC, applicant.
Associate Planner Rachel Cohen presented the staff report and emphasized that Staff is
recommending additional language for Zoning Regulations Table 9 to allow night club use in
the Business Park (BP) zone in the Airport Area Specific Plan (AASP), with a use permit.
Hamish Marshall, representing the applicant SLO Brewing Company, described the project and
displayed a PowerPoint slide depicting the Master Site Plan of Aerovista Business Park to
illustrate reciprocal parking rights and the conceptual plan for parking after 5:30 p.m.
PUBLIC COMMENT
Mila Vuiovich-La Barre, San Luis Obispo, expressed objections to the project because of the
location and asked if neighbors were adequately noticed.
Mike Manchak, Lisa McCann and Steve Delmartini, all of San Luis Obispo, provided comments
in support of the project.
CQMMISSION DISCW5SIQN
In response to Commission inquiry regarding noise levels, Deputy Director Davidson indicated
that Staff supports the analysis in the Sound Level Assessment report provided by the applicant,
which concludes that the project is compatible with the Airport and, further that is in
conformance with City regulations.
Planner Cohen confirmed that the City had provided adequate notice to tenants and owners of
neighboring properties within 300 -feet of the proposed project.
In response to inquiry by Chair Larson, Hamish Marshall indicated that SLO Brew has 3,200
square feet of indoor space and is proposing that about 80% of the concerts will be held
outdoors.
In response to Commissioner Fowler's inquiry, Planner Cohen responded that in the BP zone,
light manufacturing use is allowed. Deputy Director Davidson added that a tasting room,
technically a bar, was approved at the administrative use permit level.
In response to Commissioner Dandekar's inquiry, Deputy Director Davidson reported that there
are two ways uses can be approved in this site-specific context: namely by changing the text on
the chart or by changing the underlying zoning to something that would allow for it. He
mentioned that Staff opted for altering the chart text because it was the most direct and
Planninq Commission Minutes of February 10, 2015 Page 3
appropriate method and noted that a case-by-case study would follow for all other locations that
might not contain this site's unique tenets.
Chair Larson pointed that San Luis Obispo has only three BP zones and that Staff has added a
footnote to Table 9 to reflect that this particular change would only affect the BP zone in the
Airport Area. He added that this geographically -narrows the possibility for this type of
application in the future to those areas in the BP zone strictly within the AASP.
Commissioner Riggs suggested that Staff address underlying zoning issues insofar as uses are
becoming increasingly general and the Commission is still operating with code requirements
that do not reflect the generality of many of these evolving uses.
Commissioner Dandekar requested more information about the proper definition for what the
applicant is proposing. Associate Planner Cohen explained that live entertainment is part of the
description for a "night club". Deputy Director Davidson added that designating it an
"amphitheatre" presents problems.
In response to Chair Larson's inquiry about 61 spaces offsite proposed for parking, Associate
Planner Cohen explained that the plan provides parking for existing uses as well as for the new
use through an agreement with other parcel owners.
Commissioner Draze made a motion to approve a Resolution recommending to the City Council
the approval of amendments to Title 17 (Zoning Regulations) and the Airport Area Specific Plan
to allow night club land use within the Business Park zone; as amended (changes to Exhibits A and
B to specify that a night club use in the Business Park zone (Airport Area only by footnote) requires a
Planning Commission Use Permit instead of a Director's (Administrative) Use Permit; Commissioner
Malak seconded the motion.
Chair Larson requested clarification of Section 3 of the Resolution regarding "all tall structures".
Associate Planner Cohen reported that the Airport Land Use Commission requested the
condition because the AASP has a building height restriction, which would apply.
On the motion by Commissioner Draze, seconded by Commissioner Malak, the Resolution was
adopted by the following roll call vote:
AYES:
Draze, Malak, Fowler, Larson, Dandekar
NOES:
Multari
REFRAIN:
Riggs
ABSENT:
None
Motion passed 6-1.
Commissioner Riggs made a motion to approve a Resolution recommending to the City Council
approval of a request to allow a night club and off-site parking in the Business Park Zone, with a
categorical exemption from environment review; as amended (Condition Number 2 - hours of
operation to 6 p.m. and consolidate Condition #6 within #13 to be clear that the conditions will
be combined into one in compliance with the security plan); Commissioner Draze seconded the
motion.
Planning Commission Minutes of February 10, 2015 Page 4
In response to Chair Larson's inquiry about Condition 4, Associate Planner Cohen confirmed
that Staff has the ability to require alternative offsite parking measures in the event space
availability becomes an issue.
Commissioner Malak offered an amendment to the motion to add a recommendation that
Council consider the installation of solar panels and solar canopies on the property. The motion
amendment failed for lack of a second.
On the motion by Commissioner Riggs, seconded by Commissioner Draze, the Resolution was
adopted by the following roll call vote:
AYES: Riggs, Draze, Fowler, Larson, Dandekar
NOES: Malak, Multari
ABSENT: None
Motion passed 5-2.
Chair Larson called for recess at 7:58 p.m. Vice -Chair Multari reconvened the meeting back to
order at 8:06 p.m. and introduced the next item.
PUBLIC HEARING
1. 1035 Madonna Road. ANNX-1502-2015: Conceptual review of land use -related issues
for the San Luis Ranch Specific Plan (Chapters 1-4), requesting feedback related to the
plan development; Coastal Community Builders. (John Rickenbach)
Commissioner Riggs departed the dais; Chair Larson recused himself due to a potential
conflict of interest.
Contract Planner John Rickenbach provided the staff report and outlined key questions for
Commission input, including how well the Specific Plan responds to the General Plan
requirements, the envisioned land use mixture and pattern, the Open Space Requirement and
Policy 8.1.4, product types and densities relative to what is contained in the LUCE, community
character and neighborhood form, and the interfaces between residential and
commercial/agricultural.
In response to Commissioner Malak's inquiry regarding product types and densities having
reached perceived saturation points, Planner Rickenbach responded that this project is a long-
range, market-driven planning effort providing for future -envisioned needs.
In response to Commissioner Malak's inquiry concerning three billboards on 101 and the
potential conditioning of contractual language toward their removal as part of the project,
Assistant City Attorney Jon Ansolabehere stated that the highly litigated billboard industry has a
fairly comprehensive statutory scheme regarding removal.
RRM Design Architect, Scott Martin, representing the applicant, provided an overview of the
proposed project and highlights of the planned amenities. In response to Commission inquiry,
he added that the applicant is looking to provide a transitional zone between neighborhood
commercial and the existing larger commercial establishment by providing for pedestrian traffic
Planning Commission Minutes of February 10, 2015 Page
areas and by minimizing vehicular conflicts.
Vice -Chair Multari asked Staff if they would also be seeking conceptual input from City Council
as they have been doing through Advisory Bodies. Planner Rickenbach replied that at this point
they were not.
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Theodora Jones, San Luis Obispo, spoke in opposition to the removal of eucalyptus trees.
Sandra Allen, San Luis Obispo, concurred with Ms. Jones and also shared concerns about
impacts on water supply and noise pollution.
Carolyn Smith, San Luis Obispo, expressed concerns about the number of units, the placement
of the garages in the proposed plan, potential traffic impacts and overall impacts to Laguna Lake
residents.
Myron Amerine, San Luis Obispo, addressed pedestrian and bicycle traffic issues and
suggested a bridge over 101 to provide bicycle -pedestrian -ADA access to transit stops and
nearby retail centers.
Wendy Brown, San Luis Obispo, indicated that there is a discrepancy in percentages reported in
two different reports to Planning Commission and suggested that while the proposed amenities
are supportive of the community, they should not be established at the expense of agricultural
land.
Dawn ,Ortiz -Legg, San Luis Obispo, commended developers for responding to the housing crisis
and attempting to create a viable solution for young professionals.
Mike Manchak, San Luis Obispo, spoke in favor of the project because it provides a strong
alternative for the City's workforce to live in the same community in which they work.
Scott Head, San Luis Obispo, commended the Plan's proposed bike path on Prefumo Creek,
asked if schools will be impacted and mentioned that residents fought for a sound -barrier wall
when Target was built and would most likely feel betrayed if a connecting road from that retail
outlet were established.
Evan Bernard, San Luis Obispo, remarked that his employer, MindBody, attracts young
professionals who find it difficult to afford rents in San Luis Obispo and offered that this project
would provide them with positive options.
William Vey, San Luis Obispo, recognized the developer for creating what looks to be a
sustainability -focused neighborhood project.
Lea Brooks, representing Bike SLO County, thanked the developer for presenting at the Bicycle
Advisory Committee and sharing his vision. She suggested the City consider increasing
connectivity by adding a bicycle -pedestrian crossing over Highway 101 similar to what the City
of Davis has constructed, as well as include a multi -use trail for the Prado -Broad Street
connection to give visitors and residents a safe alternative to driving.
Planning Commission Minutes of February 10, 2015 Page 6
Ryan Miller, San Luis Obispo, shared insight into how his employees would benefit from added
live/work density in a community in which they might raise families without having to migrate out
of the City.
Mila Vujovich-La Barre, San Luis Obispo, shared drought research contrasting the proposed
housing with availability of water, which suggests a building moratorium. She mentioned that
the development's 131 acres contain 100 parcels of County land with a quality of soil that
suggests a short-sightedness to building on it at all; and proposed addressing Board of Regents
with a specific public-private partnership development concept with Cal Poly.
Vice -Chair Multari pointed out that the required Environmental Impact Report is forthcoming and
that there will be additional opportunities for public comment.
Commissioner Malak recommended integrated development and a reduction in the height of
townhomes; indicated support for conservative calculation of agricultural land and objected to
offsets; reported on his research of other Counties using Spray Drift Task Force data to address
agricultural & residential interface successfully and suggested them as models; voiced
dissatisfaction for inherent problems created when residences abut commercial uses; and
reiterated support for installation of solar panels and canopies.
Commissioner Fowler recognized the development's consistency with the General Plan and the
need to achieve density to drive housing prices down to achieve workforce influx; voiced
concern regarding the number of houses in this development and the subsequent effect on
traffic infrastructure.
Commissioner Draze condoned off-site open space calculations because the City's goal is to
maximize dedicated open space and, since where that is located is not so critical, it is still
important to maintain agriculture at this site.
Commissioner Dandekar observed that there appears to be an interesting suburban prototype
within a monotype zoning, which includes dense environments and intermingling design styles;
noted that the higher density fits this specific area and that an opportunity would be missed if
something beyond New Urbanist mono -zoning isn't proposed for this attempted town -in -town
effect.
Vice -Chair Multari commented that the project is generally responsive to General Plan
requirements but called for emphasis in the direction of an interface between the development
and existing residential neighborhoods; agreed that land use patterns and mixtures conform to
what the LUCE has suggested; reminded the applicant that the Commission was explicit insofar
as Prado Road is included in the Open Space calculation; recommended that if there's a need
to go off-site, then the Substantial Multiplier be employed in both acreage and quality of offset;
voiced significant concern that residential/commercial interface has not been adequately
addressed, that its current iteration is too unimaginative; and recommended that the corridor
access should be more expansive and vital neighborhood uses increased.
Planning Commission Minutes of Februa 10 2015 Page 7
Commissioner Draze indicated that this development will use less water than the current
existing agricultural area does and that contemporary housing, with improved water -saving
equipment and less irrigation, uses less energy and water than existing stock. Vice -Chair Multari
added that Commission has specifically asked the Environmental Impact Report to research the
larger water picture.
Commissioner Malak commented on the offset calculation, suggesting that if the Substantial
Multiplier of acreage were significant, he would be open to changing his mind on the project;
and agreed with other Commissioners that the design could be more imaginative.
Planner Rickenbach and Deputy Director Davidson both summarized the Commission's input
briefly for Staff's future consideration.
FUTURE MEETINGS I REQUESTS FOR AGENDA ITEMS
Deputy Director Davidson provided the Agenda Forecast: February 24th Motel Inn project
returns along with conceptual review of Avila Ranch project; March 9tn. a circulation component
doubleheader with San Luis Ranch and Avila Ranch. In response to Commission inquiry,
Deputy Director Davidson also reported that a date for an agenda workshop has not yet been
set.
Vice -Chair Multari asked Staff to agendize a discussion about Commission Resolutions and
once they become part of the record, ensuring that they reflect the actions of the Commission
and become part of permanent record.
The meeting was adjourned at 9:56 P.M.
Respectfully Submitted,
Brad T. Opstad
Recording Secretary
Approved tw th lanni C mission on 04-13-2016.
Lee Price
Interim City Clerk